155 Francis Ave · Raton, NM 87740

$44,500

3 bd · 3.0 ba · 2,357 sqft · Other · 118 Days on market

Built 1937 0.55 ac lot

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3 bedroom 3 bath home in . 55 acre lot. Located in a quiet neighborhood. Home has detached garage. Yard is partially fence. Home has a lot of potential. Unable to view interior of the home till further notice.

Key facts

• 0.55 acre lot
• 2 garage spots
• Built 1937

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath other listed at $44k.

Deal economics

• At list price, monthly cash flow is $577 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $44k).
• Recommended offer: $40k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#23 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, schools F, amenities F.
• Raton Public Schools (town): math 14% / reading 24% proficiency, ranked #71 of 95 in NM (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 66 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $308 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Colfax County population projected at -39% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $81k (65%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $40,495 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.60% ✓
• Cap rate: 21.84%
• Cash-on-cash: 55.54%
• DSCR: 3.47
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 53.9%
• Equity multiple: 3.37×
• Total profit: $29,556
• Equity at exit: $6,635

10-year hold

• IRR: 59.0%
• Equity multiple: 6.87×
• Total profit: $73,178
• Equity at exit: $3,848

Cash invested: $12,460 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 55 Moderately Landlord-Leaning
• State New Mexico: 55 Moderately Landlord-Leaning · D+3
• County: — inherits STATE
• City: — inherits STATE

3-day notice but with cure rights; relocation assistance in some cities.

Methodology + full state rankings →

ZIP-level market 87740

• Active inventory: 66
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,156 medium
• Mortgage (P&I): −$233
• Tax from tax record: −$85 /mo · $1,018/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $577

Break-even live

Break-even rent $426

Max offer price $44,500

Occupancy floor 45%

Sensitivity live

Price	-10% $602	-5% $589	+0% $577	+5% $564	+10% $552
Rent	-10% $485	-5% $531	+0% $577	+5% $622	+10% $668
Rate	-1.0pp $599	-0.5pp $588	base $577	+0.5pp $565	+1.0pp $553

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $11,125
• Closing costs: $1,335
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $44,500 Active 118 DOM
2. 2026-06-21
   days on market $44,500 Active 117 DOM
3. 2026-06-18
   days on market $44,500 Active 115 DOM
4. 2026-06-17
   days on market $44,500 Active 114 DOM
5. 2026-06-16
   days on market $44,500 Active 113 DOM
6. 2026-06-15
   days on market $44,500 Active 112 DOM
7. 2026-06-13
   days on market $44,500 Active 110 DOM
8. 2026-06-12
   days on market $44,500 Active 109 DOM
9. 2026-06-09
   days on market $44,500 Active 106 DOM
10. 2026-06-08
    days on market $44,500 Active 105 DOM
11. 2026-06-07
    days on market $44,500 Active 104 DOM
12. 2026-06-05
    days on market $44,500 Active 102 DOM
13. 2026-06-04
    days on market $44,500 Active 100 DOM
14. 2026-06-02
    days on market $44,500 Active 99 DOM
15. 2026-06-01
    days on market $44,500 Active 98 DOM
16. 2026-05-31
    days on market $44,500 Active 97 DOM
17. 2026-05-11
    price $69,900 218-char remark

    Show marketing remark (218 chars)

    Spacious 3 bedroom 3 bath home in . 55 acre lot. Located in a quiet neighborhood. Home has detached garage. Yard is partially fence. Home has a lot of potential. Unable to view interior of the home till further notice.

18. 2026-05-06
    status Active 218-char remark

    Show marketing remark (218 chars)

    Spacious 3 bedroom 3 bath home in . 55 acre lot. Located in a quiet neighborhood. Home has detached garage. Yard is partially fence. Home has a lot of potential. Unable to view interior of the home till further notice.

19. 2026-05-06
    price $112,950 218-char remark

    Show marketing remark (218 chars)

    Spacious 3 bedroom 3 bath home in . 55 acre lot. Located in a quiet neighborhood. Home has detached garage. Yard is partially fence. Home has a lot of potential. Unable to view interior of the home till further notice.

20. 2026-04-30
    historical 218-char remark

    Show marketing remark (218 chars)

    Spacious 3 bedroom 3 bath home in . 55 acre lot. Located in a quiet neighborhood. Home has detached garage. Yard is partially fence. Home has a lot of potential. Unable to view interior of the home till further notice.

21. 2026-02-20
    status Active 218-char remark

    Show marketing remark (218 chars)

    Spacious 3 bedroom 3 bath home in . 55 acre lot. Located in a quiet neighborhood. Home has detached garage. Yard is partially fence. Home has a lot of potential. Unable to view interior of the home till further notice.

22. 2026-02-14
    historical 218-char remark

    Show marketing remark (218 chars)

    Spacious 3 bedroom 3 bath home in . 55 acre lot. Located in a quiet neighborhood. Home has detached garage. Yard is partially fence. Home has a lot of potential. Unable to view interior of the home till further notice.

23. 2026-02-11
    listed $125,500 Active 218-char remark

    Show marketing remark (218 chars)

    Spacious 3 bedroom 3 bath home in . 55 acre lot. Located in a quiet neighborhood. Home has detached garage. Yard is partially fence. Home has a lot of potential. Unable to view interior of the home till further notice.

24. 2022-12-14
    price $225,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NM · Resets to sale price

• Current annual tax: $1,018 · $85/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 2/10 Low 9 d/yr ≥88°F today · 27 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,876
• − Mortgage interest: −$2,493
• − Property taxes: −$1,018
• − Insurance: −$222
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$1,295
• Taxable income: $6,627
• Est. tax owed @ 24.0%: −$1,591
• After-tax cash flow: $5,330/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Raton Public Schools
• NCES district ID: 3502190
• Math proficiency: 14% —
• Reading proficiency: 24% —
• Median HH income: $33,774
• Composite: 18.8/100
• National rank: #13993
• State rank: #71 of 95 in NM

Livability — Raton

• Score: 69/100
• State rank: #23
• US rank: #8557

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment F Housing A+ Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Raton, NM
• Population (ZIP): 7,055

Population outlook (Colfax County) Hauer SSP2

• Today (2025): 10,260 people
• By 2030: 9,240 · -9.9%
• By 2040: 7,474 · -27.2%
• By 2050: 6,285 · -38.7%
• By 2075: 5,109 · -50.2%
• By 2100: 4,684 · -54.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (52%)
• Race & ethnicity: Hispanic / Latino 52% White 44% Two or more races 21% Native American 1%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Italian 2% Lithuanian 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 83% English-only · Spanish 14%

Political lean MEDSL · Colfax

• 2024 margin: R (+14.0) · D 41.9% · R 55.9% · Other 2.1%
• 2008→2024 swing: -24.8pp toward R · 2008: 10.7pp · 2024: -14.0pp
• All cycles: 2024: R+14.0 2020: R+11.0 2016: R+8.6 2012: D+2.0 2008: D+10.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.47%
• Current HPI: 133.0875
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-68.9% since first listed

8 events — show timeline

• 2026-05-11 Price Changed $69,900 NMMLS
• 2026-05-06 Relisted — NMMLS
• 2026-05-06 Price Changed $112,950 NMMLS
• 2026-04-30 Delisted — NMMLS
• 2026-02-20 Relisted — NMMLS
• 2026-02-14 Delisted — NMMLS
• 2026-02-11 Listed $125,500 NMMLS
• 2022-12-14 Price Changed $225,000 NMMLS

Property tax history

+0.5%/yr

Latest (2025): $1,018 · +1.3% YoY. Source: county tax records.